DS MAX Sahara Grand
RERA Property Intelligence Report · Preview
Ds Max Properties · Anekal · K-RERA PRM/KA/RERA/1251/308/PR/290122/004660
Report coverage
K-RERA registry & builder-record report
What this report covers
To confirm directly with the builder
🔒 The verdict & buyer playbook · Compliance report
The paid report opens with the overall risk rating, the specific red-flag findings, exactly what I'd do as a buyer in this project, who it suits, and the questions to put to the builder before you commit.
Registration-form facts from the K-RERA detail page: use these to sanity-check the builder brochure, parking allotment, and sanctioned-plan references before relying on plan-extracted approximations.
| Disclosure | Official value | Why it matters |
|---|---|---|
| Registered units | 436 | Total inventory registered with K-RERA. |
| Official carpet area | 25,248 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 33,723 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 14,467 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | ~1.75 | Sanctioned floor-area ratio (≈25,249 sqm sanctioned FAR area ÷ 14,467 sqm land) — higher means a denser vertical build. |
| Registered towers/wings | 1 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 436 total (436 covered, 0 open) — 1.00 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | STRRPA/TP/CC/228/2020-21 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 01-04-2021 | |
| Project start date | 01-12-2021 |
K-RERA registration tables showing the project mix and tower/wing scale. Use this to sanity-check sales claims such as "only large homes", "low density", or "plenty of parking" against the filed inventory.
Registered inventory mix
| Type | Units | Share | Official carpet area |
|---|---|---|---|
| 3BHK | 80 | 18% | 5,323 sqm |
| 2BHK | 356 | 82% | 20,991 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| DS MAX SPOORTHI | 3 | 436 | 436 | 14.95 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 436 official flat/unit rows, matching the 436 registered units disclosed above. Use this as a checklist against the specific flat number in your cost sheet and draft agreement.
By unit type
| Unit type | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| 2 BHK | 356 | 53.4-64.5 sqm | 29.3-35.4 sqm | 356 |
| 3 BHK | 80 | 60.7-78.5 sqm | 33.6-43.4 sqm | 80 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| DS MAX SPOORTHI | 436 | 53.4-78.5 sqm | 29.3-43.4 sqm | 436 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 1 | DS MAX SPOORTHI | 0 | 2 BHK | 61.7 sqm | 33.8 sqm | 1 |
| 2 | DS MAX SPOORTHI | 0 | 3 BHK | 62.7 sqm | 34.7 sqm | 1 |
| 3 | DS MAX SPOORTHI | 0 | 2 BHK | 58.6 sqm | 32.1 sqm | 1 |
| 4 | DS MAX SPOORTHI | 0 | 2 BHK | 58.6 sqm | 32.1 sqm | 1 |
| 5 | DS MAX SPOORTHI | 0 | 2 BHK | 58.6 sqm | 32.1 sqm | 1 |
| 6 | DS MAX SPOORTHI | 0 | 2 BHK | 58.6 sqm | 32.1 sqm | 1 |
What the numbers tell you
Synthesis from the official RERA scale, unit register, and land rows — the read a sales team won't volunteer.
🔒 Unit-by-unit guidance · Unit Guidance report
Which block and unit to prefer, the livability read on the filed plans, and a plan-by-plan walkthrough — the ₹2,999 guidance layer.
🔒 Full records — land title, amenities paperwork & document catalog · Compliance report
The complete land-title chain, the paperwork behind each declared amenity, and every document row on file with the regulator — the raw records the compliance read is built on.
No litigation declared on this project's K-RERA filing.
⚠ 14 of 40 compliance document slots are filed as under process / not yet usable: Electricity Permission Letter, Certificate from Registered Engineer indicating the structural safety of the building, Advocate Search Report, Urban Land Ceiling, Change of Land Use and more.
No completion certificate (OC) on file yet — project has not been declared complete.
Named utility/regulatory approvals
"Not found in catalog" can mean the approval genuinely isn't on file yet, or that it doesn't apply to this project (K-RERA doesn't tell us which). Ask the builder directly for any marked not found before relying on it.
Complaints on this project's K-RERA page (4 complaints listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/190225/0002292 25-02-2019 | Quality of work not maintained as promised | DS Max Silverwood (another project by this promoter) | DISPOSED AO |
| CMP/210303/0007734 03-03-2021 | refund with interest and compensation due to Quality issues and structural defects | DS MAX Smartnest (another project by this promoter) | DISPOSED AUTHORITY BENCH4 |
| CMP/220209/0008992 09-02-2022 | INTERIORS EXECUTION BY 3RD PARTY DESIGN HOUSE_BONITO | DS MAX SONATA (another project by this promoter) | DISPOSED AUTHORITY BENCH6 |
| CMP/221013/0010093 13-10-2022 | Very worst Construction of structure | DS Max Silverwood (another project by this promoter) | DISPOSED AUTHORITY BENCH4 |
Listed on the project's own K-RERA detail page (registration-exact source). Rows on the promoter's other projects are track-record context — read the subject text, it is the complainant's own filed wording.
Clean approvals profile: every applicable statutory NOC is on file. Nothing is outstanding among the statutory NOCs — which compliance documents are filed versus still under process is a separate matter, covered in Litigation & compliance above. Note Fire NOC, environmental clearance and pollution-control clearance (KSPCB) are not among the approvals K-RERA marks applicable to this project — if the named-approvals check shows them as "not found in catalog", that is why; ask the builder directly whether they apply here. Since these are developer-filed portal statuses, have your lawyer confirm them against the linked NOC copies.
9 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|---|---|---|
| KPTCL- BESCOM | Approved | 17-06-2022 | Spoorthi Phase 2 Site - BESCOM NOC.pdf |
K-RERA names 4 project professional/vendor rows across Chartered accountant, Engineer, Architect, Contractor. Use this to cross-check whose certificates, drawings, and contractor commitments support the filing; final reliance still belongs with your lawyer/technical reviewer.
| Role | Name | Registration / licence | Since | Locality |
|---|---|---|---|---|
| Chartered accountant | K SOMANATHAM | 217260 | 2005 | Bengaluru Urban, Karnataka - 560061 |
| Engineer | SWARUPANANDA GOUD K S | M-127665-9 | 2005 | Bengaluru Urban, Karnataka - 577002 |
| Architect | PRAKASH S HATHWAR | BCC/BL-3.6 E-930/1991-92 | 1992 | Bengaluru Urban, Karnataka - 560041 |
| Contractor | DS MAX PROPERTIES PVT LTD | - | 2007 | Bengaluru Urban, Karnataka - 560043 |
DS-MAX has 50 other K-RERA-registered projects in our records — grouped across the several project-specific entities this developer registers under (e.g. this project is filed as “Ds Max”) (average reported construction progress 49%). 27 are past their declared completion deadline with no completion certificate recorded — but because K-RERA publishes OCs inconsistently, a project that has actually been finished and handed over still shows up this way, so this overstates real delays, especially for a high-volume established builder.
Read this as a list to spot-check for a pattern of genuinely stalled projects, not as a delay rate — pull up a few of the builder’s other K-RERA registrations and check whether they’ve actually been delivered.
Latest quarterly filing (2025-Q4): ₹3.23 Cr collected from buyers, ₹3.23 Cr withdrawn from the project's escrow account.
| Construction progress | 80% → 100% (+20 pts) |
| Units sold/booked as registered | 223/436 (51%) |
| Buyer collections in available QPRs | ₹9.82 Cr |
| Escrow withdrawals in available QPRs | ₹10.05 Cr (1.02x collections) |
QPR figures are developer-filed quarterly disclosures. Collections and withdrawals are not a project valuation; they are a sanity check for whether sales, construction progress, and escrow draws appear directionally aligned.
Declared construction cost ÷ registered units averages to ₹12.5 lakhs per unit — the developer's own declared construction/development cost, not a sale price. K-RERA filings don't disclose what the builder is charging, so this can't tell you whether you're getting a fair deal — only you comparing your quoted price against comparable listings nearby can answer that.
RERA 70% project account is on file: STATE BANK OF INDIA ITI ANCILLARY IND ESTATE, MAHADEVAPURA IFSC Code : SBIN0003028 Pin Code : 560043. RERA requires 70% of buyer collections to sit in this separate, project-specific account, drawn only against certified construction milestones — confirm your payments are made to THIS account (not a general builder account) and that it appears on your allotment letter.
The nearest major job hub is ~13 km away — a real but liveable commute to the nearest job hub — factor peak-hour traffic.
| Landmark | Straight-line |
|---|---|
| Electronic City | 13 km |
| Bellandur–Marathahalli belt | 16 km |
| Whitefield IT hub | 17 km |
| MG Road / city centre | 25 km |
| Outer Ring Road / Manyata | 30 km |
| Kempegowda Int'l Airport | 43 km |
Straight-line distances from the geocoded project locality (the RERA address is an area, not a door) — directional, not door-to-door drive times. Check the actual road route, the nearest metro station and daily-need shops/schools/hospitals on a site visit.
Should you buy in DS MAX SPOORTHI?
This page is the free K-RERA filing summary. The full RERA Property Intelligence Report gives you buyer-complaint history, regulatory flags, builder track record, the official unit register, land title, NOCs, and (where the sanctioned plans support it) room-by-room unit data and an annotated site plan. See a real one first:
Sample: Sobha Silicon Oasis → · browse all sample reports →
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Built by Ds Max. View Ds Max's full track record →
Figures are the developer's own quarterly disclosures on the Karnataka RERA register. "Built" is the highest construction % filed; "sold" is booked units over total. Not a claim about the developer's intent. Explore every project on our Bangalore project-health tool.
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Last checked against the RERA register: 27 Jul 2026